So it's like someone slipped and fell on your property after a snowstorm and it's "you mean you  didn't get someone to clean up the snow?" 

In my case it would have effectively been impossible to assert that the loss property was NOT QBI eligible, and yet the others are?

That does not mean you just simply pay less, it will have effect on your entire investment (longer commutes to check on things, lets buyers / renters, more days on market, lower rents, lower appreciation, etc).You will still need about 30-50k in cash to make this happen (20-25% down, repairs, closing cost and other expenses so keep that in mind.You also said "cashflow from day 1".

The biggest mistakes I have made were when I assumed I was strong enough to overcome the psychological effects of dealing with debt. 

It's going to take a lot of cleaning, plus the windows and such that you mentioned. 

The baseboard heaters are probably in need of cleaning. 

I also had an account with HUD homes where I would go into Repossessed homes and cleaned them out to prepare them for sale on the open market.

It needs to be cleaned.

Of course I'm going to clean it up really good and fix the major things before they start the move in process.

For example the cleaning costs.